Hero Homes Leafsong Retreat Booking Checklist: What to Get in Writing Before Paying a Token

A booking token can feel like a small step compared with the full cost of a home. But for Hero Homes Leafsong Retreat in Sector MU, Greater Noida, the important question is not simply how much money the sales team asks for. It is what the payment secures, who receives it, and what written terms apply if you change your mind or the proposed unit changes.

As of 26 October 2026, HousingNetwork has captured official Hero Homes launch-period payment material, including a ₹10 lakh expression-of-interest (EOI) adjustment, but has not authenticated current booking/refund terms or a designated Collection Account for a particular buyer. The dated EOI reference is not proof of today's booking amount or refundability. Buyers should therefore request the documents below before transferring money, rather than relying on an indicative figure or a verbal promise.

For the current project identity, RERA registration and dated price context, see the Hero Homes Leafsong Retreat project page.

The short answer: get these items in writing

Before paying a token or expression-of-interest amount, ask for:

1. A dated offer or inventory confirmation identifying the project, tower, floor, unit or clearly stating that no unit is reserved yet.
2. The exact legal promoter and project identity, checked against the UP-RERA record.
3. The payment purpose — expression of interest, application, booking, or part-payment — and when that status changes.
4. The amount and payment recipient, including confirmation of the project's UP-RERA-designated Collection Account.
5. The refund and cancellation terms, including deductions, conditions and refund timeline.
6. The price and area basis, with a unit-specific cost sheet showing all known charges.
7. The unit-hold period and allocation rules, including what happens if the requested unit is unavailable.
8. The booking/application form and draft Agreement for Sale for review before signing.
9. A receipt and acknowledgement format stating who will issue proof of payment and when.

If the representative cannot provide these documents, the missing information should remain awaiting confirmation. It should not be filled in from a generic sales script.

What is verified for Leafsong Retreat — and what is not?

The Greater Noida project is recorded as LEAFSONG RETREAT, Sector MU, under UP-RERA registration UPRERAPRJ414014/10/2026 in HousingNetwork's governed project evidence.

That registration identifies the project. It does not, by itself, verify a particular booking amount, refund promise, bank beneficiary, floor allocation or sales incentive.

A current channel-partner website describes a typical token or expression-of-interest process. However, it explicitly states that it is not the official Hero Realty website. HousingNetwork therefore treats its booking guidance as indicative market material, not an official Leafsong Retreat booking offer.

At present, the following project-specific items are still awaiting direct official confirmation:

• whether the launch-period ₹10 lakh EOI reference remains applicable and what booking/token amount currently applies;
• whether an expression of interest is refundable and under which conditions;
• refund deductions and processing period;
• unit-allocation and reservation-expiry rules;
• final project-specific booking/application form;
• authenticated designated Collection Account details;
• unit-specific written price and payment terms.

1. Ask what your money is actually for

The words token, expression of interest, application amount and booking amount are often used interchangeably in sales conversations. They may not have the same consequences.

Ask the sales representative to write down:

• the classification of the payment;
• whether a particular apartment will be held;
• whether the amount will be adjusted against the sale consideration;
• what triggers formal allotment;
• whether the amount can be refunded before allotment;
• whether the conditions change after allotment or signing.

Do not accept “fully refundable” as a substitute for written terms. A verbal assurance is difficult to assess if the booking form later contains deductions or exclusions.

2. Match the payment recipient with the project

This is a practical payment-safety check, not merely a paperwork formality.

The UP-RERA website advises allottees to pay promoters through the designated Collection Account of the project and provides a way to check those details.

Before paying, independently compare the bank beneficiary and collection-account information against the official UP-RERA record for the exact Greater Noida registration. Check that the project and promoter identity on the receipt and payment instruction are consistent.

HousingNetwork has not captured or verified the Leafsong Retreat project-specific collection-account details. This article does not publish a beneficiary name or account number.

Do not transfer a booking amount into an individual's account or an unrelated intermediary's account simply because the request arrived through a channel partner.

3. Understand the RERA rule before making a large advance

Section 13 of the Real Estate (Regulation and Development) Act, 2016 restricts a promoter from accepting more than 10% of the apartment cost as an advance or application fee without first entering into a written and registered Agreement for Sale.

UP-RERA reiterated this requirement in its 5 January 2024 advisory.

The rule is not a statement that every booking must be 10%, or that a particular token amount is approved for Leafsong Retreat. It is a statutory threshold governing collection before the required agreement.

If the proposed payment arrangement would cross that threshold, ask for the registered Agreement for Sale and obtain independent legal advice before paying.

4. Get a unit-specific offer, not only a headline starting price

A project-wide starting price does not identify what a particular apartment costs.

Ask for a dated written offer that shows, where applicable:

• tower, floor and apartment number;
• configuration and carpet-area statement;
• base sale consideration;
• floor-rise or preferential location charges;
• parking and club-related charges;
• maintenance deposits and other one-time amounts;
• taxes and statutory charges;
• offer validity and conditions.

HousingNetwork now shows approximately ₹1.90 Cr* onward as an estimated base-price starting context and the official 26 October 2026 allotment-day BSP of ₹11,499/sq ft. The ₹10,999/sq ft pre-launch BSP ended 25 October. These dated references are not a final unit quote; GST, IFMS, lease rent, PLC and other applicable charges are extra. Obtain a current written unit-specific cost sheet.

For the complete payable-cost question, see the Leafsong Retreat total-cost guide.

5. Confirm exactly what happens if the unit changes

Before a token payment, ask what happens if:

• the requested unit is unavailable;
• the offered floor or facing changes;
• the price changes before allotment;
• the buyer does not accept the final terms;
• the developer cannot issue the proposed allotment;
• the buyer's home-loan application is declined.

Each scenario should have a written consequence: refund, adjustment, alternative unit, validity extension or cancellation. Do not assume that a sales representative's promise will automatically appear in the allotment letter.

6. Read the cancellation terms before signing

Hero Homes' official legal and pricing policy states that refund and cancellation are governed by the relevant Allotment Letter / Agreement of Sale read with RERA.

That is an official company-level policy, but it does not disclose Leafsong Retreat's project-specific deductions or refund timeline.

Ask the team to specify:

• cancellation before a unit is allotted;
• cancellation after allotment;
• any deduction or forfeiture;
• how and when the refund will be processed;
• whether the treatment differs for an EOI versus a confirmed booking;
• which signed document controls if the sales email and application form differ.

Keep a copy of the signed terms and all correspondence.

7. Review the Agreement for Sale and the project documents

The booking form is only one part of the buyer's document set. Request the draft Agreement for Sale and compare it with the written offer, especially for the unit description, price, payment obligations, cancellation clauses and possession-related provisions.

Also request access to the UP-RERA project record and available sanctioned documents. HousingNetwork separately tracks the official brochure and floor-plan documents and explains the RERA completion-date context.

A RERA registration is a useful starting point for due diligence; it does not make every sales brochure or oral promise a contractual commitment.

8. Check the full payment schedule separately

The token is only the first potential payment.

Once the pre-token terms are clear, review the project's complete written instalment schedule, any construction milestones, loan-disbursement requirements and charges due later.

Official launch-period Hero Homes documents now provide a construction-linked payment schedule with an EOI adjustment. See the Hero Homes Leafsong Retreat payment-plan guide and confirm whether the dated schedule applies to the tower, unit and current booking date. It does not itself establish refund rights.

A simple written request to send before paying

You can ask the sales team:

> Please share the official Leafsong Retreat booking/application form, a dated unit-specific offer and complete cost sheet, the exact purpose and refund conditions of the proposed token, the unit-reservation validity, the designated project Collection Account details, and the draft Agreement for Sale. Please also confirm the legal promoter and UP-RERA registration referenced in these documents.

This creates a written record of what you requested and what the sales team supplied.

Frequently asked questions

Is the Hero Homes Leafsong Retreat token amount officially confirmed?

Official launch-period material references a ₹10 lakh EOI adjustment, but HousingNetwork has not verified the current buyer-specific booking amount, signed booking form or refund schedule. Do not infer current EOI availability or refundability.

Is a token payment automatically refundable?

No such project-specific guarantee has been verified. Refundability depends on the applicable written terms and law. Ask for the exact conditions before paying.

Can the sales team ask for more than 10% before an Agreement for Sale?

Section 13 requires a written and registered Agreement for Sale before a promoter accepts more than 10% of the apartment cost as an advance or application fee.

Can I pay a channel partner directly?

UP-RERA advises buyers to use the project's designated Collection Account. Independently verify the payment instructions against the official project record rather than assuming an intermediary's account is appropriate.

Is this the same as Hero Leafsong Retreat in Mohali?

No. The Sector MU, Greater Noida project is distinct from the separately marketed Mohali Leafsong Retreat. Use UPRERAPRJ414014/10/2026 when checking the Greater Noida paperwork.

Bottom line

For Hero Homes Leafsong Retreat, the most useful protection before a token payment is a written, unit-specific document trail: who is taking the money, what it secures, when it becomes a booking, what it will cost and exactly how cancellation or refund works.

The Greater Noida project's RERA identity is recorded, but official project-specific token, refund and account details remain awaiting confirmation in HousingNetwork's current evidence set. Request them directly, compare them with UP-RERA and the developer's executed documents, and do not treat a channel-partner estimate as a binding offer.

Evidence reviewed 26 October 2026. Verify dated launch/EOI terms against the current official offer before payment.

Related projects

• Hero Homes Leafsong Retreat

Related insights

• Hero Homes Leafsong Retreat Payment Plan: What Buyers Should Verify Before Booking
• Hero Homes Leafsong Retreat Total Cost: Base Price vs PLC, Parking, Club & Other Charges
• Hero Homes Leafsong Retreat Brochure & Floor Plan: Official Document Tracker
• Hero Homes Leafsong Retreat RERA Completion Date 2031: What It Actually Means
• Hero Homes Leafsong Retreat RERA Documents & Legal Promoter: What Buyers Should Verify
• Hero Homes Leafsong Retreat Site Visit Checklist: What Buyers Should Inspect

Sources & references

• Hero Homes — official pricing, refund and cancellation policy (official)
  Official Hero Homes policy makes executed allotment/sale documents and RERA the basis for pricing and refund/cancellation terms.
• Hero Homes official dated BSP schedule (official)
  ₹10,999/sq ft pre-launch until 25 Oct and ₹11,499/sq ft allotment-day BSP on 26 Oct; additional charges apply.
• Hero Homes official launch payment schedule and EOI adjustment (official)
  Official launch-period 10% booking less ₹10 lakh EOI and construction-linked schedule; not proof of current refund policy.
• Hero Leafsong Retreat channel-partner booking-process page (secondary)
  Shows current market booking/EOI claims and expressly disclaims official developer status; not evidence of a binding token or refund offer.
• HousingNetwork governed Leafsong Retreat UP-RERA project record (statutory)
  Owner-supplied UP-RERA Project Basic Information evidence for Sector MU, Greater Noida and UPRERAPRJ414014/10/2026.
• India Code — Real Estate (Regulation and Development) Act, 2016 (statutory)
  Statutory Section 13: agreement requirement before collecting more than 10% of apartment cost; terms required in the Agreement for Sale.
• UP-RERA — 5 January 2024 Agreement for Sale advisory (statutory)
  Official UP-RERA guidance reiterating registered Agreement for Sale before collection beyond the Section 13 threshold.
• UP-RERA — project Collection Account advisory (statutory)
  UP-RERA advises buyers to pay the promoter only through the project's designated Collection Account and provides an official verification route.